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This Home Report is subject to the standard terms and conditions of Shepherd Chartered Surveyors. These are included within your Home Report.

Home Report

Property: 45Killermont RoadGlasgowLanarkshireG61 2JB

Prepared for: Abdul Rehman

Prepared by: Steven Brady BSc (Hons) MRICS

Report reference: 841482-1-2

Date of Report: 23/10/2019

You can use this document to:Energy Performance Certificate (EPC)Dwellings

Scotland45 KILLERMONT ROAD, BEARSDEN, GLASGOW, G61 2JB

Dwelling type: Detached bungalowDate of assessment: 23 October 2019Date of certificate: 25 October 2019Total floor area: 117 m2

Primary Energy Indicator: 294 kWh/m2/year

Reference number: 5011-2720-6209-0807-1926Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £3,729

Over 3 years you could save* £1,170

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

82B(81-91)

C(69-80)

61D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band D (61). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

77C(69-80)

D(55-68)

53E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band E (53). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savings over 3 years

1 Flat roof or sloping ceiling insulation £850 - £1,500 £366.00

2 Cavity wall insulation £500 - £1,500 £315.00

3 Floor insulation (suspended floor) £800 - £1,200 £393.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

To find out more about the recommended measuresand other actions you could take today to stopwasting energy and money, visit greenerscotland.orgor contact Home Energy Scotland on 0808 808 2282.

of 5Elmhurst Energy Systems RdSAP Calculator v4.02r04 (SAP 9.94)

Recommendations Report45 KILLERMONT ROAD, BEARSDEN, GLASGOW, G61 2JB25 October 2019 RRN: 5011-2720-6209-0807-1926

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Cavity wall, as built, no insulation (assumed)

Roof Pitched, 150 mm loft insulationFlat, no insulation (assumed)

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in all fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 52 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 6.1 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 3.0 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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•

Alternative measuresThere are alternative improvement measures which you could also consider for your home. It would be advisable toseek further advice and illustration of the benefits and costs of such measures.

External insulation with cavity wall insulation


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,177 over 3 years £2,100 over 3 years

Hot water £315 over 3 years £222 over 3 years

Lighting £237 over 3 years £237 over 3 years

Totals £3,729 £2,559

You couldsave £1,170 over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy Environment

D 65 D 58

D 68 D 63

C 72 D 68

C 73 C 70

B 82 C 77

1 Flat roof or sloping ceiling insulation £850 - £1,500 £122

2 Cavity wall insulation £500 - £1,500 £105

3 Floor insulation (suspended floor) £800 - £1,200 £131

4 Solar water heating £4,000 - £6,000 £31

5 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £286

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

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Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present: There are none provided for this home


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Flat roof or sloping ceiling insulationInsulating a flat roof or sloping ceiling will significantly reduce heat loss through the roof; this will improve levelsof comfort, reduce energy use and lower fuel bills. Insulation can be placed on top of the roof under thewaterproof membrane and should particularly be considered when the waterproofing needs to be replaced.Further information about roof insulation and details of local contractors can be obtained from the NationalInsulation Association (www.nationalinsulationassociation.org.uk). Building regulations generally apply to thiswork so it is best to check with your local authority building standards department.

2 Cavity wall insulationCavity wall insulation, to fill the gap between the inner and outer layers of external walls with an insulatingmaterial, reduces heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Theinsulation material is pumped into the gap through small holes that are drilled into the outer walls, and the holesare made good afterwards. As specialist machinery is used to fill the cavity, a professional installation companyshould carry out this work, and they should carry out a thorough survey before commencing work to ensure thatthis type of insulation is suitable for this home and its exposure. They should also provide a guarantee for thework and handle any building standards issues. Further information about cavity wall insulation and details oflocal installers can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk).

3 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check with your local authority building standards department.

4 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

5 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check with your local authority. The assessment does notinclude the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPCfor solar photovoltaic panels, provided that both the product and the installer are certified by the MicrogenerationCertification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

Low and zero carbon energy sources

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Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 21,445 (489) (2,292) N/A

Water heating (kWh per year) 2,284

Addendum

About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. Steven BradyAssessor membership number: EES/022461Company name/trading name: J & E ShepherdAddress: 31 Byres Road

GlasgowG11 5RD

Phone number: 0141 679 8020Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

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Advice and support to improve this propertyThere is support available, which could help you carry out some of the improvements recommended for this propertyon page 3 and stop wasting energy and money.For more information, visit greenerscotland.org or contact HomeEnergy Scotland on 0808 808 2282.

Home Energy Scotland’s independent and expert advisors can offer free and impartial advice on all aspects of energyefficiency, renewable energy and more.

of 12Address: 45 Killermont Road, Glasgow, G61 2JB Shepherd Chartered Surveyors Date of Inspection: 23/10/2019

Schedule 1

Survey Report

45

Killermont Road

Glasgow

Lanarkshire

G61 2JB

Customer Abdul Rehman

Date of Inspection 23/10/2019

Prepared by Steven Brady BSc (Hons) MRICS


1. INFORMATION AND SCOPE OF INSPECTIONThis section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right in a description of the exterior of the property refer to the view of someone standing facing that part of the property from the outside.

The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will not be inspected or reported on.

Description The subjects comprise an extended detached bungalow.

Accommodation GROUND FLOOR: Entrance Vestibule, Hallway, Kitchen/Dining, Porch, Lounge, 4 Bedrooms, Family Bathroom with WC.

Gross internal floor area ( ) 117 square meters or thereby.

Neighbourhood and location The subjects are situated within an established residential location within Bearsden. Excellent amenities are available within easy reach.

Age Circa 1930.

Weather Overcast and dry.

Chimney stacks Chimneys stacks have been removed at some point in the past.

Roofing including roof space The roof is of pitched timber construction externally clad in tiles. Only an extremely limited inspection was possible of the roof timbers. There is a flat roof overlaid in felt or similar

Rainwater fittings The rainwater good system would appear to be of PVC design.

Main walls The main walls would appear to be of cavity brick construction externally rendered.

Windows, external doors and joinery Windows are of PVC double glazed units. The property can be accessed via a PVC and glazed entrance door to the front and side.

External decorations Roughcast.


Conservatories/Porches Not applicable.

Communal areas Not applicable.

Garages and permanent outbuildings There is an attched single garage with flat felt roof.

Outside areas and boundaries There are large sloping garden grounds pertaining to the property to the front and rear with brick/stone retaining walls and a slabbed parking runway to the side, all bounded by timber fencing and hedging.

Ceilings Plasterboard design.

Internal walls A mix of plastered on the hard and plasterboard design.

Floors including sub floors The flooring throughout is of suspended timber design. Due to fitted carpets and floor coverings no detailed inspection was possible of floors and accordingly no comment can be made on their condition or otherwise.

Internal joinery and kitchen fittings Internal doors are of modern timber panel design. Kitchen fittings comprise a modern range of base and wall units. Skirtings and facings are of softwood.

Chimney breasts and fireplaces Chimney breasts and fireplaces have been removed and sealed over at some point in the past.

Internal decorations Painted, papered and tiled finishes throughout.

Cellars Not applicable.

Electricity Electricity is form the mains supply.

Gas Gas is from the mains supply.

Water, plumbing and bathroom fittings

Water is from the mains supply. Plumbing, where visible, is run in PVC and copper. Bathroom fittings comprise of bath with mixer shower, WC and wash hand basin. No inspection below sanitary ware was possible.

Heating and hot water Heating and hot water is provided via a gas fired combination boiler located within the basement which is connected to panel radiators throughout.

Drainage All foul and surface water drainage is assumed to be to the main public sewer. The system was not tested.


Fire, smoke and burglar alarms The subjects benefit from smoke and burglar alarms, neither of which have been tested.

Any additional limits to inspection An inspection for Japanese Knotweed was not carried out. This is a plant which is subject to control regulation, is considered to be invasive and one which can render a property unsuitable for some mortgage lenders. It is therefore assumed that there is no Japanese Knotweed within the boundaries of the property or its neighbouring property. Identification of Japanese Knotweed is best undertaken by a specialist contractor.

The property was fully furnished and had fitted floor coverings, therefore no detailed inspection was possible of the floors and accordingly, no comment can be made on their condition. Internal cupboards were generally filled with storage items. No access was available beneath sanitary or kitchen fittings.

Windows and external doors were not all fully opened or tested.

Full and safe access was not available to the sub floor due to the presence of storage items.

Full and safe access was not available to the roof void area due to the presence of a thick layer of insulation throughout/storage items/the absence of flooring or crawl boards/the presence of water tanks.

No inspection of areas below sanitary ware was possible.


Sectional diagram showing elements of a typical house:

Reference may be made in this report to some or all of the above component parts of the property. This diagram may assist you in locating and understanding these terms.


2. CONDITIONThis section identifies problems and tells you about the urgency of any repairs by using one of the following three categories.

Category 3 Category 2 Category 1Urgent Repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Repairs or replacement requiring future attention, but estimates are still advised.

No immediate action or repair is needed.

Structural movementRepair category: 1Notes There was no evidence of significant structural movement within the

limitations of our inspection.

Dampness, rot and infestationRepair category: 1Notes Damp meter readings were taken where considered appropriate within the

property and moisture levels were found to be within an acceptable range.

Chimney stacksRepair category: -Notes Not applicable.

Roofing including roof spaceRepair category: 2Notes There is a flat roof over the extension projection. It should be appreciated

that this type of covering can have a limited life span and will require a higher than normal degree of ongoing maintenance and eventual replacement, which may be due now. It may be prudent to confirm the service history of the roof covering. Roofing contractors recommend that roof coverings are inspected regularly in order to ensure they remain watertight.

Rainwater fittingsRepair category: 2Notes Gutters require to be cleared of vegetation and debris in the short term and

on a regular basis.

We would highlight that it was not raining at the time of our inspection and we would recommend that all rainwater fittings be inspected during heavy rainfall in order to ensure they are free from defect.

Main wallsRepair category: 2Notes Sections of the brickwork/render to the property are cracked/bossed/loose.

Repairs are required.


Windows, external doors and joineryRepair category: 1Notes Windows were not all fully opened or tested and it should be appreciated

that some defects are only evident during certain weather conditions. Within the limitations of our inspection, no significant defects were noted.

External decorationsRepair category: 2Notes Weathering was noted to external timbers. Paint finished and decorated

external surfaces will require redecoration on a regular basis.

Conservatories/porchesRepair category: 1Notes No immediate action or repair needed.

Communal areasRepair category: -Notes Not applicable.

Garages and permanent outbuildingsRepair category: 1Notes There is a flat roof over the garage. It should be appreciated that this type of

covering can have a limited life span and will require a higher than normal degree of ongoing maintenance and eventual replacement. It may be prudent to confirm the service history of the roof covering.

Outside areas and boundariesRepair category: 2Notes Retaining walls were noted to be crumbling and are in need of repair.

Boundary fences are damaged/cracked/leaning and repairs are required.

CeilingsRepair category: 1Notes Within the limitations of our inspection no significant defects were noted.

Internal wallsRepair category: 1Notes Within the limitations of our inspection no significant defects were noted.

Floors including sub-floorsRepair category: 1Notes Due to fitted carpets and floor coverings no detailed inspection of floors was

possible and accordingly no comment can be made on their condition.

Internal joinery and kitchen fittingsRepair category: 1Notes Within the limitations of our inspection no significant defects were noted.


Chimney breasts and fireplacesRepair category: -Notes Not applicable.

Internal decorationsRepair category: 1Notes The property is in good decorative order.

CellarsRepair category: -Notes Not applicable.

ElectricityRepair category: 1Notes The Institute of Engineering and Technology recommends that inspections

and testings are undertaken at least every ten years and on a change of occupancy. It should be appreciated that only the most recently constructed or re-wired properties will have installations which fully comply with present IET regulations.

GasRepair category: 1Notes In the interests of safety and in light of recent regulations it would be prudent

to have all gas appliances checked by a Gas Safe registered contractor.

Water, plumbing and bathroom fittingsRepair category: 1Notes No tests have been undertaken of the system, however within the limitations

of our inspection, no significant defects were noted.

Heating and hot waterRepair category: 1Notes It is assumed that the central heating system has been properly installed,

updated and maintained to meet with all current regulations and standards with particular regard to fluing and ventilation requirements.

DrainageRepair category: 1Notes All foul and surface water drainage is assumed to be to the main public

sewer. The system was not tested.


Summary:Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the previous comments for detailed information.

Category 3Urgent Repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Category 2Repairs or replacement requiring future attention, but estimates are still advised.

Category 1No immediate action or repair is needed.

Structural Movement 1Dampness, rot and infestation 1Chimney stacks -Roofing including roof space 2Rainwater fittings 2Main walls 2Windows, external doors and joinery 1External decorations 2Conservatories/porches 1Communal areas -Garages and permanent outbuildings 1Outside areas and boundaries 2Ceilings 1Internal walls 1Floors including sub floors 1Internal joinery and kitchen fittings 1Chimney breasts and fireplaces -Internal decorations 1Cellars -Electricity 1Gas 1Water, plumbing and bathroom fittings 1Heating and hot water 1Drainage 1

Remember:

The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name.

Warning:

If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable.


3. ACCESSIBILITY INFORMATIONGuidance notes on Accessibility Information:

Three steps or fewer to a main entrance door of the property:

In flatted developments the ‘main entrance’ would be the flat’s own entrance door, not the external door to the communal stair. The ‘three steps or fewer’ are counted from external ground level to the flat’s entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres:

For this purpose, ‘unrestricted parking’ includes parking available by means of a parking permit. Restricted parking includes; parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coin operated machines.

1 Which floor(s) is the living accommodation on? Ground

2 Are there three steps or fewer to a main entrance door of the property? No

3 Is there a lift to the main entrance door of the property? No

4 Are all door openings greater than 750mm? No

5 Is there a toilet on the same level as the living room and kitchen? Yes

6 Is there a toilet on the same level as a bedroom? Yes

7 Are all rooms on the same level with no-internal steps or stairs? No

8 Is there unrestricted parking within 25 metres of an entrance door to the building? Yes


4. VALUATION AND CONVEYANCER ISSUESThis section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated re-instatement cost for insurance purposes

Matters for a solicitor or licensed conveyancer:

It is assumed that all alterations, additions and/or extensions to the property have received all necessary Town Planning (Planning Permission) and Building Authority (Building Warrants and Completion Certificate) approvals and that documentation for such is available.

The property is situated in an area of past mining activity. A mining report should be obtained from the Coal Authority to provide information as to historic and future mining activity and whether the property has been the subject of any compensation claims and to confirm that the property is not adversely affected.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into any legally binding sale or purchase contract, further specialist's or contractor's advice and estimates should be obtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to be achieved for the property.

Estimated re-instatement cost for insurance purposes:

For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of not less than £225,000 (TWO HUNDRED AND TWENTY FIVE THOUSAND POUNDS STERLING). This figure is the estimate of the cost of rebuilding the premises and bears no direct relationship to current market value.

Valuation and market comments: Having considered matters, taking account of our general observations on site, we are of the opinion that the Market Value of the subjects in their present condition and with the benefit of vacant possession may be fairly stated in the sum of £390,000 (THREE HUNDRED AND NINETY THOUSAND POUNDS).

Signed: Electronically by Steven Brady BSc (Hons) MRICS

Report author: Steven Brady BSc (Hons) MRICS

Company name Shepherd Chartered Surveyors (Glasgow Westend)

Address: 31 Byres Road, Glasgow, G11 5RD

Date of report: 25/10/2019

of 4Address: 45 Killermont Road, Glasgow, G61 2JB Shepherd Chartered Surveyors Date of Inspection:23/10/2019

Mortgage Valuation Report

45

Killermont Road

Glasgow

Lanarkshire

G61 2JB

Seller’s Name: Abdul Rehman

Date of Inspection: 23/10/2019

Prepared by: Steven Brady BSc (Hons) MRICS


1. Property DetailsProperty type: BungalowFloor(s) on which located (Flat or maisonettes only):Number of floors in block (Flat or maisonettes only):Number of units in block (Flat or maisonettes only):Is there a lift provided? (Flat or maisonettes only):Property style: DetachedDoes the surveyor believe that the property was built for the public sector, e.g. local authority, military, police?

No

Approximate year of construction: 1929

2. TenureTenure: Absolute OwnershipGround rent:Unexpired years:

3. AccommodationNumber of living rooms: 2Number of bedrooms: 4Number of kitchens: 1Number of Bathrooms 1Number of water closets: 0Other Rooms: 0Internal gross floor area (excluding garages and outbuildings):

117m²

External gross floor area (excluding garages and outbuildings):

135m²

Does the property have a residential element greater than 40%?

Yes

4. Garage / Parking / OutbuildingsParking type: Single garageAvailable on site? YesPermanent Outbuildings: None.

5. ConstructionMain wall type: BrickOther (please specify):Roof type: TileOther (please specify):

6. Special RisksHas the property suffered structural movement? NoIs this recent or progressive?Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in the

No


Legal Issue Verification Description

Rights of way:

Shared drives / access:

Garage or other amenities on separate site:

Shared service connections:

Ill-defined boundaries:

Agricultural land included with property:

Other:

immediate vicinity?If yes, please specify any of the above:

7. Service ConnectionsBased on visual inspection only. If any services appear to be non-mains, please comment on the type and location of the supply in the ‘brief description of central heating’ section belowDrainage: MainsElectricity: MainsCentral Heating: YesWater: MainsGas: MainsBrief description of central heating: Gas fired central heating system connected to panel

radiators.

8. SiteApparent legal issues to be verified by the conveyancer

9. LocationLocation type: Residential suburbOther (if not specified):

10. Planning IssuesHas the property been extended / converted / altered?

Yes

Details (if extended, converted, or altered): The property has had an extension added to the rear comprising of 2 bedrooms and family bathroom.

11. RoadsRoads that relate to the property: Made up road

12. General RemarksGeneral remarks on the property: At the time of inspection the subjects were found to be in

fair repair having regard to its age, type and location.


Signed: Electronically by Steven Brady BSc (Hons) MRICS

Report author: Steven Brady BSc (Hons) MRICS

Company name: Shepherd Chartered Surveyors (Glasgow Westend)

Address: 31 Byres Road, Glasgow, G11 5RD

Date of report: 25/10/2019

13. Essential RepairsInformation relating to essential repairs for the property:Estimated cost of essential repairs:Retention recommendation?Amount:

14. Comment on MortgageabilityInformation relating to mortgageability of the property:

The property forms suitable security for mortgage purposes subject to the specific lending criteria of any mortgage provider.

15. ValuationsMarket value in present condition: £390,000.00Market value on completion of essential repairs:Insurance reinstatement value (to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

£225,000.00

Is re-inspection necessary? No

of 8Address: 45, Killermont Road, Glasgow, Lanarkshire, G61 2JB Shepherd Chartered Surveyors Completion Date: 29/10/2019

Property Questionnaire

45

Killermont Road

Glasgow

Lanarkshire

G61 2JB

Property Address: 45Killermont RoadGlasgowLanarkshireG61 2JB

Seller(s): Abdul Rehman

Completion date of Property Questionnaire: 29/10/2019


Note for sellers Please complete this form carefully. It is important that your answers are correct.

The information in your answers will help ensure that the sale of your house goes smoothly. Please answer each question with as much detailed information as you can.

If anything changes after you fill in this questionnaire but before the date of entry for the sale of your house, tell your solicitor or estate agent immediately.

Information to be given to prospective buyer(s)

1. Length of ownershipHow long have you owned the property? 12 years and 11 months

2. Council TaxWhich Council Tax band is your property in? G

3. ParkingWhat are the arrangements for parking at your property? Garage

4. Conservation AreaIs your property in a designated Conservation Area (i.e. an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance)?

Don't Know

5. Listed BuildingsIs your property a Listed Building, or contained within one (i.e. a building recognised and approved as being of special architectural or historical interest?

No

6. Alterations/additions/extensionsa.(i). During your time in the property, have you carried out any structural alterations, additions or extensions (for example, provision of an extra bath/shower room, toilet, or bedroom)?

No

If you have answered yes, please describe the changes which you have made:

(ii). Did you obtain planning permission, building warrant, completion certificate and other consents for this work?


If you have answered yes, the relevant documents will be needed by the purchaser and you should give them to your solicitor as soon as possible for checking.

If you do not have the documents yourself, please note below who has these documents and your solicitor or estate agent will arrange to obtain them.b.Have you had replacement windows, doors, patio doors or double glazing installed in your property? If you have answered yes, please answer the three questions below:

Yes

(i). Were the replacements the same shape and type as the ones you replaced?

Yes

(ii). Did this work involve any changes to the window or door openings? No

(iii). Please describe the changes made to the windows, doors, or patio doors (with approximate dates when the work was completed?

Please give any guarantees which you received for this work to your solicitor or estate agent.

Upgraded to new windows and exterior/interior doors.

7. Central Heatinga.Is there a central heating system in your property?

Note: A partial central heating system is one which does not heat all the main rooms of the property – the main living room, the bedroom(s), the hall and the bathroom).

Yes

If you answered yes/partial:

What kind of central heating is there? (Examples: gas-fired, solid fuel, electric storage heating, gas, warm air).

Gas central heating.

If you answered yes, please answer the following three questions:(i). When was your central heating system or partial central heating system installed?

6 years ago.

(ii). Do you have a maintenance contract for the central heating system?

No

If you have answered yes, please give details of the company with which you have a maintenance agreement:

(iii). When was your maintenance agreement last renewed? (Please provide the month and year).


8. Energy Performance CertificateDoes your property have an Energy Performance Certificate which is less than 10 years old?

Note: The surveyor will provide this within their inspection.

No

9. Issues that may have affected your propertya.Has there been any storm, flood, fire or other structural damage to your property while you have owned it?

No

If you have answered yes, is the damage the subject of any outstanding insurance claim?

b.Are you aware of the existence of asbestos in your property?

No

If you have answered yes, please give details:

10. Servicesa.Please tick which services are connected to your property and give details of the supplier:

Services Connected Supplier

Gas/liquid petroleum gas Yes

Water mains/private water supply Yes

Electricity Yes

Mains drainage

Telephone

Cable TV/Satellite

Broadband

b.Is there a septic tank system in the property?

If you have answered yes, please answer the two questions below:

No

(i). Do you have appropriate consents for the discharge from your septic tank?


(ii). Do you have maintenance contract for your septic tank?

If you have answered yes, please give details of the company with which you have a maintenance contract:

11. Responsibilities for Shared or Common Areasa.Are you aware of any responsibility to contribute to the cost of anything used jointly, such as the repair of a shared drive, private road, boundary, or garden area?

No


b.Is there a responsibility to contribute to repair and maintenance of the roof, common stairwell or other common areas?

No


c.Has there been any major repair or replacement of any part of the roof during the time you have owned the property?

No

d.Do you have the right to walk over any of your neighbours’ property - for example, to put out your rubbish bin or to maintain your boundaries?

No


e. As far as you are aware, do any of your neighbours have the right to walk over your property, for example to put out their rubbish bin or to maintain their boundaries?

No


f.As far as you are aware, is there a Public Right of Way across any part of your property? (A Public Right of Way is a way over which the public has a right to pass, whether or not the land is privately-owned).

No



12. Charges associated with your propertya.Is there a factor or property manager for your property?

No

If you have answered yes, please provide the name and address and give details of any deposit held and approximate charges:

b. Is there a common buildings insurance policy?

Don't Know

If you have answered yes, is the cost of the insurance included in your monthly/annual factor’s charges?

c. Please give details of any other charges you have to pay on a regular basis for the upkeep of common areas or repair works, e.g. to a Resident’s Association, or maintenance or stair fund.

13. Specialist Worksa. As far as you are aware, has treatment of dry rot, wet rot, damp or any other specialist work ever been carried out to your property?

No

If you have answered yes, please say what the repairs were for, whether they carried out the repairs (and when), or if they were done before you bought the property:

b. As far as you are aware, has any preventative work for dry rot, wet rot, or damp ever been carried out to your property?

No


c.If you have answered yes to 13 (a) or (b), do you have any guarantees relating to this work?

If you have answered yes, these guarantees will be needed by the purchaser and should be given to your solicitor as soon as possible for checking. If you do not have them yourself, please write below who has these documents and your solicitor or estate agent will arrange for them to be obtained. You will also need to provide a description of the work carried out. This may be


shown in the original estimate.

Guarantees are held by:

14. Guaranteesa.Are there any guarantees or warranties for any of the following?

(i). Electrical work Yes

(ii). Roofing With Title Deeds

(iii). Central Heating No

(iv). NHBC No

(v). Damp course No

(vi). Any other work or installations? (For example, cavity wall insulation, underpinning, indemnity policy)

No

b.If you have answered ‘yes’ or ‘with title deeds’, please give details of the work or installations to which the guarantee(s) relate(s):

Full electrical work was carried out in March 2019.

c.Are there any outstanding claims under any of the guarantees listed above?

No

If you have answered yes, please give details


15. Boundariesa.So far as you are aware, has any boundary of your property been moved in the last 10 years?

No


16. Notices that affect your propertyIn the past 3 years, have you ever received a notice;

a.advising that the owner of a neighbouring property has made a planning application?

No

b.that affects your property in some other way?

No

c.that requires you to do any maintenance, repairs or improvements to your property?

No

Notice:If you have answered yes to any of a.-c. above, please give the notices to your solicitor or estate agent, including any notices which arrive at any time before the date of entry of the purchase of your property.

RESIDENTIAL SINGLE SURVEY

TERMS AND CONDITIONS OF ENGAGEMENT

SINGLE SURVEY TERMS AND CONDITIONS PART 1 – GENERAL 1.1 THE SURVEYORS The seller has engaged J & E Shepherd to provide the Single Survey Report and a generic Mortgage Valuation Report for Lending Purposes. The seller has also engaged J & E Shepherd to provide an Energy Report in the format prescribed by the accredited Energy Company. J & E Shepherd are authorised to provide a transcript or retype of the generic Mortgage Valuation Report on to Lender specific forms where requested. For this service a fee may be charged to the prospective purchaser. Transcript reports are commonly requested by Brokers and Lenders. The transcript report will be in the format required by the Lender but will contain the same information, inspection date and valuation figure as the generic Mortgage Valuation Report and the Single Survey. J & E Shepherd will decline any transcript request which requires the provision of information additional to the information in the report and the generic Mortgage Valuation Report until the Seller has conditionally accepted an offer to purchase, made in writing. Once the Seller has conditionally accepted an offer to purchase, made in writing, the Purchaser’s lender or conveyancer may request that J & E Shepherd provide general comment on standard appropriate supplementary documentation. In the event of a significant amount of documentation being provided to J & E Shepherd, an additional fee may be incurred by the Purchaser If information is provided to J & E Shepherd during the conveyancing process which materially affects the valuation stated in the Report and generic Mortgage Valuation Report, J & E Shepherd reserves the right to reconsider the valuation. Where J & E Shepherd requires to amend the valuation in consequence of such information, we will issue an amended Report and generic Mortgage Valuation Report to the Seller. It is the responsibility of the Seller to ensure that the amended Report and generic Mortgage Valuation Report are transmitted to every prospective Purchaser. The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent to survey, value and report upon Residential Property. The attending Surveyor will be a member of the RICS Valuer’s Registration Scheme and will have the required experience and competency including the skills, understanding and market knowledge to undertake this valuation. A replacement Home Report (RHR) may also be required, (see S1.10 attached), and these Terms and Conditions, when accepted and returned to J & E Shepherd also relate and are applicable to any RHR where instructed. If the Surveyor has had previous involvement in the subject property or if a potential conflict of interest exists, this will be notified in writing as an Appendix to these Terms & Conditions. J & E Shepherd have a written Complaints Handling Procedure (CHP). This CHP document is available from the offices of J & E Shepherd. 1.2 THE REPORT The Report provided will be a Scottish Single Survey which is a prescribed document as provided by legislation passed by the Scottish Government including the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008. J & E Shepherd will not provide an amended Report on the Property, except to correct factual inaccuracies. The report will identify the nature and source of information relied upon in its preparation. J & E Shepherd shall provide a Market Value of the Property, unless the condition of the Property is such that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lending criteria. The date of condition and value of the property will be the date of inspection. A Single Survey is instructed by the Seller and made available to all potential Purchasers in the expectation that the successful Purchaser will have relied upon it. The Royal Institution of Chartered Surveyor rules require disclosure of any potential conflict of interest when acting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this is of concern to any party they are advised to seek their own independent advice. The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person in relation to an asking price or any other sales or marketing decisions. The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when considering the valuation or condition of any other property. If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of other minor defects. Neither the whole nor any part of the report may be published in any way, reproduced or distributed by any party other than the seller, prospective purchasers the Purchaser and their respective professional advisers without the prior written consent of J & E Shepherd.

Information relied upon in the research and preparation of our Report, will be obtained from various sources including information from the Seller including but not restricted to that contained in the Property Questionnaire provided by the Seller, secure and publicly available sales registers, online property information and sales websites and our own records. 1.3 LIABILITY The Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member of the Royal Institution of Chartered Surveyors. The Report shall be prepared in accordance with the RICS Valuation Professional Standards (The Red Book) current version, being the latest published version as at the date of Report. It is confirmed that the valuation will be undertaken in accordance with the International Valuation Standards (IVS). The Firms compliance with these standards may be subject to monitoring under the RICS conduct and disciplinary regulations.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy) along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these. J & E Shepherd acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. J & E Shepherd accept no responsibility or liability whatsoever in relation to the Report to persons other than the seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, J & E Shepherd accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the report entirely at their own risk. 1.4 GENERIC MORTGAGE VALUATION REPORT J & E Shepherd undertake to the Seller that they will prepare a generic Mortgage Valuation Report, which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure that the generic Mortgage Valuation Report is provided to every potential Purchaser. The Seller has the option to exclude the generic Mortgage Valuation Report from being produced. 1.5 TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSES J & E Shepherd undertake that on being asked to do so by a prospective purchaser, and at an optional minimum charge of £50+vat, or his/her professional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for Lending Purposes on terms and conditions to be agreed between J & E Shepherd and the Lender and solely for the use of the Lender and upon which the Lender may rely. The decision as to whether finance will be provided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be prepared from information contained in the Report and the generic Mortgage Valuation Report, which shall be in accordance with the current RICS Valuation Professional Standards (the Red Book) and the RICS International Valuation Standards (IVS). 1.6 INTELLECTUAL PROPERTY All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings and rubrics, are the exclusive property of J & E Shepherd and shall remain their exclusive property unless they assign the same to any other party in writing. 1.7 PAYMENT J & E Shepherd are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and Reports. 1.8 CANCELLATION The Seller will be entitled to cancel the inspection by notifying the relevant J & E Shepherd office at any time before the day of the inspection. J & E Shepherd will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at the property, the Surveyor concludes that it is of a type of construction of which the surveyor has insufficient specialist knowledge to be able to provide the inspection satisfactorily. J & E Shepherd will also be entitled not to proceed if after arriving at the property, the inspecting surveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be postponed or cancelled, at the surveyor’s discretion. In the case of cancellation or the inspection not proceeding, J & E Shepherd will refund any fees paid by the Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of the final paragraph of this section. In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place but before a written report is issued, J & E Shepherd will be entitled to raise an Invoice equivalent to 80% of the agreed fee. 1.9 PRECEDENCE If there is any incompatibility between these Terms and Conditions and the Report, these Terms and Conditions take precedence. 1.10 DEFINITIONS

The “Lender” is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property;

The “Transcript Mortgage Valuation Report for Lending Purposes” means a separate report, prepared by the Surveyor, prepared from information in the Report and the generic Mortgage Valuation Report, but in a style and format required by the Lender. The Transcript Mortgage Valuation Report for Lending Purposes will be prepared with the skill and care reasonably to be expected from a surveyor who is a member of the Royal Institution of Chartered Surveyors and who is competent to survey, value and report on the Property;

The “Generic Mortgage Valuation Report” means a separate report, prepared by J & E Shepherd from information in the Report but in the Surveyor’s own format;

“Replacement Home Report” (RHR) relates to a reinspection of the property to prepare a new full Single Survey in order to replace the previous out of date Home Report, normally required after the original Home Report dates 91 days or older;

The “Market Value” is the estimated amount for which an asset or liability should exchange on the valuation date between a willing Buyer and a willing Seller in an arm’s length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

The “Property” is the property which forms the subject of the Report;

The “Purchaser” is the person (or persons) who enters into a contract to buy the Property from the Seller;

A “prospective Purchaser” is anyone considering buying the property;

The “Report” is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in Part 1 of Schedule 1 of The Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008;

The “Seller” is/are the proprietor(s) of the Property;

The “Surveyor” is the author of the report on the Property. The inspection and valuation will be carried out by a Surveyor from J & E Shepherd who will also be a member of the RICS and accredited by the Valuer’s Registration Scheme (VRS). Any previous involvement by this Surveyor in the property or potential conflicts of interest will be disclosed as per Section 1.1 above;

The “Surveyors/J & E Shepherd” are the firm or company of whom the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the “Surveyors” means the Surveyor) whose details are set out at the head of the report;

The “Energy Report” is the advice given by the accredited Energy Company, based on information collected by the Surveyor during the Inspection, and also includes an Energy Performance Certificate, in a Government approved format;

PART 2 – DESCRIPTION OF THE REPORT 2.1 THE SERVICE The Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of the accredited Energy Company. In addition, J & E Shepherd has agreed to supply a generic Mortgage Valuation Report. 2.2 THE INSPECTION The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the surveyor. All references to visual inspection refer to an inspection from within the property at floor level and from ground level within the site and adjoining public areas, without the need to move any obstructions. Any references to left or right are taken facing the front of the property. Sloping roofs are visually inspected with the aid of binoculars where appropriate. Roof spaces are visually inspected and entered where there is safe and reasonable access, normally defined as being from a 3m ladder within the property. If this is not possible, then physical access to the roof space may be taken by other means if the surveyor deems it safe and reasonable to do so. Surfaces of exposed floors are visually inspected. No carpets or floor coverings are lifted. Sub-floor areas are inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted "head and shoulders" inspection at the access point. Physical access to the sub floor area may be taken if the surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1m between the underside of floor joists and the solum as determined from the access hatch. The Inspection is carried out with the Seller’s permission, without causing damage to the building or contents. Furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials have been used in the construction. The presence or possible consequences of any site contamination will not be researched. The surveyor will not carry out an asbestos inspection and will not be acting as an asbestos inspector in completing a Single Survey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats, it will be assumed that there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place, which does not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made. It is assumed that the subject property site and neighbouring areas are free from Japanese Knotweed. Japanese knotweed is an invasive plant that can damage footpaths, driveways, patios and in the worst cases, it can get into the home itself. It is very difficult to get rid of this plant, and removal of this plant can take a number of years, be costly and may affect future saleability and mortgagability of an affected home. Japanese Knotweed is a seasonal growth plant and is almost invisible during the winter months and during its non-growth phase. 2.3 THE REPORT The Report will be prepared by the surveyor who carried out the property inspection and will describe various aspects of the property as defined by the headings of the Single Survey report with the comments being general and unbiased. The report on the location, style and condition of the property, will be concise and will be restricted to matters that could have a material effect upon value and will omit items that, in the surveyor’s opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted that the property is free of any other minor defects. Throughout the report, the following repair categories will be used to give an overall opinion of the state of repair and condition of the property.

2.3.1 Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

2.3.2 Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

2.3.3 Category 1: No immediate action or repair is needed. WARNING: If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions when the effect can be considerable. Parts of the property, which cannot be seen or accessed, will not be reported upon and this will be stated. If the surveyor suspects that a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend further investigation by specialist contractors. Where defects or repairs have been identified within the report it is essential that, prior to entering into any legally binding sale or purchase contract, further specialists or contractor’s advice and estimates should be obtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to be achieved for the property. 2.4 SERVICES Our surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that the design, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations. However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. No tests are made of any services or appliances. 2.5 ACCESSIBILITY

A section is included to help identify the basic information interested parties need to know to decide whether to view a property. 2.6 ENERGY REPORT A section is included that makes provision for an Energy Report, relative to the property. The surveyor will collect physical data from the property and provide such data in a format required by an accredited Energy Company. J & E Shepherd cannot of course accept liability for any advice given by the Energy Company. 2.7 VALUATION AND CONVEYANCER ISSUES The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains J & E Shepherd’s opinion both of the market value of the property and of the re-instatement cost, as defined below. “Market Value” The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s-length transaction, after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving at the opinion of the Market Value the Surveyor also makes various standard assumptions covering, for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats, the following further assumptions are made that:

There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis.

Any additional assumption, or any found not to apply, is reported. “Re-instatement cost” is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees but excludes VAT (except on the fees). Sellers or prospective Purchasers may consider it prudent to instruct a re-inspection and revaluation after a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in the physical condition of the Property. Unless stated otherwise within this report and in the absence of any information to the contrary, we have assumed that:

All buildings have been erected either prior to planning control, or in accordance with planning permissions, and have the benefit of permanent planning consents or existing use rights for their current use;

The property is not adversely affected by town planning or road proposals;

All alterations, additions or extensions to the property have received all necessary Town Planning Consents, Building Authority Approvals (Building Warrants) and Completion Certificates;

The property complies with all relevant statutory and local authority requirements, including but not limited to Fire Regulations, The Equality Act, The Control of Asbestos Act, Health and Safety Regulations, Environmental Health Regulations, Regulations governing Residential Tenancies and similar.